Vero Beach Development OS — Internal Portal

⏸️

Critical Path — Review Sam Palermo's Draft Proposal · Send Plans + Surveys

Project remains paused (Aaron, 5/20) while we coordinate with Indian River County on the bounced B-permit (Energy Code, Manual J, drainage plan, BRCOM). Architectural plans signed off by Bruce / IRC 5/20 — drainage plan is the remaining gap. Sam Palermo / ECPC delivered DRAFT PROPOSAL 5/26 19:43 ET for full engineer-of-record scope; Aaron requested call 5/27 23:16 ET (no Sam reply through 5/29). Aaron + Rich still owe Sam ACAD + PDF architectural plans + ACAD + PDF every survey on file before he can begin drawing — top "send today" item. Survey vendor decision in flight: Nexgen retired 5/20; PMS $49,140 estimate (5/21) under apples-to-apples comparison. Silt fence up at 1195. All other vendor contracts intact (Kushner ✅ 5/18 · Aqua ✅ 5/9 · Septic permit ACTIVE). Renovo Loan 26584 first payment due TODAY 6/1 — amount still TBC from statement PDF. Stage 2 backlog: 24 candidate Airtable updates across 5/22 + 5/25 + 5/27 briefings unapplied — 19 of 21 open 1195 tasks now overdue.

Lots Owned

All in Oslo Park, Vero Beach — no lots currently under contract

1195 Permits

Building permit issued — REVISIONS REQUIRED (Energy Code · Manual J · drainage · BRCOM) · Septic permit ACTIVE since 5/13

$1K

Payments Unlocked

Stakes placed 5/15 — Steve $2K already paid · Gene $1K now releasable

🎯

Acquisition Goal

Keep buying infill lots · Residential & commercial · Carlos Ors (TCT) is target broker

🏗️

Executive Overview

Project Brief — As of June 8, 2026 (8:05 AM ET)

RA Vero Holding LLC is a residential development partnership between Aaron Standish and Rich Carey. The company owns 13 infill lots in the Oslo Park neighborhood of Vero Beach, Florida — all currently held, none under contract. The model is pilot-first: prove the full construction process on 1195 16th Ave SW, then replicate across the remaining 12 lots using the same Model 1 plans.

Rich Carey serves as general contractor through KNU Construction LLC (builder license). Gene Eichelberger is site foreman at $5,000 per lot (4 milestone payments: $1K start · $1.5K roof sheathing · $1.5K drywall · $1K final). The Model 1 plans are reused across all 13 lots — eliminating design cost on every subsequent build.

Growth strategy: RA Vero Holding's goal is to continue acquiring infill lots in Vero Beach — both residential and commercial. Carlos Ors at The Core Team (TCT Listings) is the primary broker relationship for ongoing lot sourcing. The Airtable Development OS with 7 interconnected tables, automated M/W/F briefings, and the full contract tracking system are already built to scale beyond 13 lots.

Construction financing: Renovo Financial (Chris Marroquin) — construction loan closed April 29, 2026. First draw process pending confirmation.

🗺️

The Portfolio — All 13 Lots

All Owned · Oslo Park · Vero Beach, FL

📍 1195 16th Ave SW, Vero Beach, FL 32962

Ready to Mobilize PILOT

Budget: $227,441 · Spent: $27,916

📍 785 11th Ave SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $235,791

📍 745 11th Ct SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $232,572

📍 747 11th Ct SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $235,791

📍 735 11th Ct SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $235,791

📍 1110 11th Ave SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $234,878

📍 1115 11th St SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $235,878

📍 1375 11th St SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $235,878

📍 1395 11th St SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $235,791

📍 1215 13th Ave SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $235,791

📍 2555 13th Pl SW, Vero Beach, FL

Owned – Awaiting Pilot

Budget: $235,791

📍 1260 10th Ct SW, Vero Beach, FL

Owned

Closed: May 8, 2026 · Budget: $235,791

📍 1206 17th Ave SW, Vero Beach, FL

Owned

Closed: May 8, 2026 · Budget: $225,000+

🎯 Acquisition strategy: All 13 lots are owned — no lots currently under contract. RA Vero Holding will continue acquiring infill lots in Vero Beach (residential & commercial) as the portfolio grows. Carlos Ors at The Core Team (TCT Listings) is the primary broker relationship for new lot sourcing.

⭐

Pilot Lot — 1195 16th Ave SW

📋 Current Status

Phase	⏸️ PAUSED 5/20 — coordinating with city on B-permit revisions
Architectural Plans	✅ Signed off by Bruce / IRC 5/20 — drainage plan still missing from package
Building Permit	🚨 Permit issued — REVISIONS REQUIRED (Energy Code · Manual J · drainage · BRCOM) per IRC 5/15
Septic Permit	✅ ACTIVE — Reliable Septic (confirmed 5/13)
Survey / Staking	❌ Nexgen REMOVED 5/20 · Stakes from 5/15 still placed · PM Surveying ($49,140 estimate 5/21) + alternates under evaluation
Engineer (NEW)	🟡 Samuel Palermo, PE / ECPC — DRAFT PROPOSAL received 5/26 19:43 ET · pending Aaron + Rich review · still owed: ACAD + PDF plans + every survey on file
Foreman	Gene Eichelberger — Engaged (772-473-0271) · $1K start releasable
Pad / Earth	✅ Silt fence installed at 1195 by S&S · Steve paid for work to date · further pad work paused
Electrical	✅ Kushner — Master Subcontract SIGNED 5/18 by Wilberto Real · $8,302
Plumbing	✅ Aqua Dimensions — Contract Signed 5/9 (772-201-7080)
HVAC	Extreme Air Solutions — Sub-agreement via KNU
Construction Loan	Renovo — First monthly statement received 5/15 · Due 2026-06-01 (Loan 26584)

🚧 Active Blockers

⏸️ #0 — Project Pause / City Coordination

Aaron paused early site work on 5/20 to align with the city. Architectural plans signed off by Bruce / IRC 5/20, but drainage plan still missing from the package. Resume gating: engineer scope locked, drainage plan added, IRC reactivates the B permit. Silt fence is up at 1195 to keep us clean with the city.

🧮 #1 — Accept Sam Palermo / ECPC Draft Proposal + Send Plans/Surveys

DRAFT PROPOSAL DELIVERED 5/26 19:43 ET. Samuel Palermo, PE / Everglades Construction Project Consultants (spalermo@ecpc-us.com, 561-351-5278) sent full engineer-of-record scope for the 13-lot program. Aaron clarified company name to RA Vero Holdings LLC 5/26 21:04 ET. Aaron requested follow-up call 5/27 23:16 ET — no Sam reply through 5/29 scan. Still owed by us: ACAD + PDF architectural plans + ACAD + PDF every survey on file (Sam asked 5/22 15:46 ET, reconfirmed 5/26 21:13 ET — he won't begin drawing until they arrive). Backup drainage route: Stephen Cooper, PE (SCPE Inc., drip-system designer) quoted $1K/lot ($800 cash) on 5/22 — backup data point only, not the chosen path. Original Reliable engineer fell through 5/19. Next moves: Aaron + Rich review proposal, take Sam's call, transmit ACAD+PDF package.

📐 #2 — Survey Vendor — Apples-to-Apples Comparison

Nexgen REMOVED 5/20. PMS (Jesse Hewitt) sent QB Estimate #12348 for $49,140 on 5/21 for the 13-lot package. Sam Palermo (5/22 call): "Make sure it's apples-to-apples — PM is going to give you everything: permitting, finish floor, stakeout, foam boards, as-built. They carry you through construction." Action: consolidate every Nexgen line item already paid + every still-needed scope (initial survey, topo, CAD, 4-corner stakeout, foam boards, elevations, as-built) into a single comparison sheet vs PMS bundle, so we can see the real delta before locking. Three open Nexgen invoice notifications (5/13, 5/19, 5/21) still need to be disputed or formally closed.

📋 #3 — Drainage Plan (Owned by Sam Palermo / ECPC)

Bruce / IRC signed off on 1195 architectural plans 5/20, but drainage plan is missing from the package. Decision (per 5/22 Sam call): Maurice / Velvet Room is REPLACED on drainage — he couldn't proceed without an FFE and was a delay source. Sam Palermo absorbs drainage as part of his engineer-of-record scope (~3 days to draw once survey + soil + FFE are in hand). Aaron to recover prior payment from Maurice. Backup data point: Stephen Cooper, PE quoted $1K/lot for drainage-only; not the chosen path.

📝 SBC Florida Shell Contract — Verbal Only

Paul Slawski verbally agreed to the 1195 shell scope on 5/17. Formal signed contract still outstanding. Per Aaron's 5/19 note to Gene: "Need 48 hours before scheduling." Owner: Aaron.

🧱 Masonry Openings — Open Question to Rich

Aaron emailed Rich 5/21 17:21 ET: Gene flagged that all windows, exterior doors, sliders, and other exterior openings need proper masonry openings accounted for. Asked whether SBC needs a heads-up or already handles this in-house. No reply yet from Rich.

📦 Permit Box and Post — Not Yet On Site

Required at 1195 before Gene allows any site work to resume. Aaron to purchase and deliver. Originally due 5/14 — overdue.

📝 Remaining Vendor Contracts

Reliable Septic (due 5/20), Blue Roc Corp Windows (due 5/23), Extreme Air HVAC (need copy on file), Gene foreman (signed proposal exists — convert to full sub agreement). Kushner Electrical Master Subcontract — ✅ SIGNED 5/18 by Wilberto Real.

🗓️ Construction Timeline

✅ Site Kick-Off Meeting

May 6, 2026

Aaron, Rich, Gene, SBC team, Steve Rogers on-site. Full plan confirmed.

✅ Septic Permit ACTIVE

Confirmed May 13, 2026 — Reliable Septic

Permit #31-S1-4093358 issued 04/23/2026, valid through 10/23/2027.

✅ Plumbing Contract Signed

May 9, 2026 — Aqua Dimensions (Jeff Watkins, 772-201-7080)

Rough plumbing at 1195 covered. Jeff knows Gene — connected via Gene.

✅ Electrical Contract Signed

May 11, 2026 — Kushner Electrical (Wilberto Real)

$8,302 complete install with 10% volume discount on EST-000571 (was $9,225). Replaces East Ocean Electrical for all 1195 electrical work.

✅ Nexgen Survey Paid

May 12, 2026 — $890 (invoice #1000283261)

COST-020 logged. Quality concerns flagged by PM Surveying — under evaluation.

✅ Lot Stakes Placed at 1195

May 15, 2026 — Nexgen / Robert Evans

4 corners + offset stakes placed at 1195 14:55 ET. Staking gating event RESOLVED for Steve Rogers deposit and Gene start payment.

✅ Steve Rogers $2K Deposit Paid

May 14, 2026 — Aaron sent direct payment

$2,000 site-prep deposit released. COST-011 marked Paid.

✅ Kushner Master Subcontract Signed

May 18, 2026 — Wilberto Real signed via DocuSign

Full $8,302 scope locked.

✅ Silt Fence Installed at 1195

May ~18-20, 2026 — S&S Contracting

Steve Rogers installed silt fence around 1195 to keep us clean with the city. Steve paid for work completed to date.

✅ Architectural Plans Signed Off by IRC

May 20, 2026 — Bruce / IRC

Bruce signed off on the 1195 architectural plans. Drainage plan still missing from package — Rich asked Maurice 5/20 to add it or quote a separate fee.

⏸️ Project Paused — Coordinating with City

May 20, 2026 — Aaron

"We jumped the gun on early site work. Pulling back to coordinate with the city before resuming." All subs remain assigned.

🚨 IRC Permit Revisions — Engineer Lock Needed

IRC bounced permit 2026-05-15 · Sam Palermo intro 5/22

Samuel Palermo, PE / ECPC introduced 5/22 as new engineer lead. Required deliverables: Energy Code calcs, Manual J, drainage plan (PW-1 through PW-10), BRCOM checklist. Awaiting Sam's scope + fee proposal.

⏳ Release Gene $1,000 Start Payment

Now releasable — staking resolved 5/15

COST-012. Aaron to send. Was previously gated on staking.

⏳ Pad & Foundation Start

Target: ~May 20, 2026 — but gated by IRC permit revision

Steve Rogers (S&S) on-site. Gene supervising. Full scope confirmed: raking, pad, silk fence, haul-off, compact test, stakeouts, driveway, culvert. Stakes are in. Pad pour cannot start until IRC reactivates the building permit.

⏳ Rough Plumbing Under Slab

Aqua Dimensions (Jeff Watkins) — contracted ✅

⏳ Electrical Rough-In · $4,151 (50%)

Kushner Electrical — during framing

⏳ HVAC Rough-In

Extreme Air Solutions — under KNU sub-agreement

⏳ Roof Sheathing → Gene Payment #2

Est. June 2026 · $1,500

⏳ Drywall → Gene Payment #3

Est. Aug 2026 · $1,500

⏳ Electrical Trim-Out · $3,320 (40%)

Kushner Electrical — after drywall

⏳ CO + Pilot Learnings Documented

Est. Sept–Oct 2026 · Gene final $1,000

Trigger for batch rollout across remaining 12 lots.

📞

Sam Palermo (ECPC) — 5/22 Intro Call Notes

Engineer of Record candidate · Proposal pending

Background

Sam Palermo, PE — Everglades Construction Project Consultants (ECPC). Syracuse engineering degree. 15 years at South Florida Water Management District building reservoirs and dams for SFWMD + Army Corps. Started ECPC in 2020.
~150 properties done in Vero alone, primarily through builder NRH Homes (Nick Haney + Chris Haney) using the "Benji" cookie-cutter plan on 7,500-10,000 sf lots.
Sam knows Stephen Cooper (drip-system engineer at Reliable) and the IRC plan reviewers well — name recognition speeds approvals.

Why a civil engineer is now required

Used to be that architects or surveyors could sign drainage. After years of water flowing onto neighbors and streets, FL municipalities (Wellington, Loxahatchee, Vero, IRC, Palm Beach, etc.) switched to requiring an engineer's stamp on a drainage plan — even for a single lot. Broward is the exception (no civil-engineer drainage required yet).

Parallel-track IRC shortcut

Indian River accepts piecemeal submittals. Sam's process: survey + soil + FFE in hand → file septic with Health Department (Reliable) in parallel with the IRC building permit drainage submittal. Saves ~2 months vs sequential path.

Maurice / Velvet Room — replace

Per call: pull Maurice off drainage — he can't proceed without an FFE and has been a delay source. Try to recover prior payment. Sam can turn drainage plans in ~3 days once survey + FFE are in hand.

Sam's pricing (per permit / lot)

Total per permit	~$1,800 (Sam: "that's the bottom — same rate I give Nick")
$600 up front	To start scope
$1,200 on approval	Once IRC approves the permit
Plan revision (rare)	~$450 each — almost never needed in IRC
Field troubleshooting	No charge — Sam stays on call with Gene
As-built	Not required by IRC; surveyor signs & seals

Scope division: Reliable vs Sam

Reliable: septic permit, install, sign-off. Chemical engineer on Reliable's side signs/seals the drip system only on the ~10% of lots where the drainfield won't fit.
Sam: drainage plan, runoff calcs, French drain, FFE → impervious calcs, well/easement/culvert review on the broader site.
Open ask: get Reliable to send what their chemical engineer's actual deliverable contains, so we can lock the division of scope.

Other call-outs

PMS comparison: Sam endorsed PM Surveying — Nick uses them primarily, "reliable and affordable" — but flagged: "make sure it's apples-to-apples, PMS carries you through construction (permitting + stakeout + foam boards + as-built)."
Garage flip: Sam will flag right-hand vs left-hand Benji on corner lots; AC pad placement is the tell.
Masonry openings: outside Sam's scope — builder-side concern; he doesn't sign on it.
Private inspector: Sam will dig for a referral. Mentioned Steve Kennedy historically but had reliability issues with Nick.
Compaction testing: Sam doesn't do it. Endorsed Universal as "pretty good"; warned many firms don't actually run a proper proctor test.
Permit upload: Sam hands deliverables to Rich's team (Key) for IRC upload; comments come back via email to Sam.
Next step: Aaron sends Sam ACAD + PDF of architectural plans + ACAD + PDF of every survey on file; Sam sends full proposal back.

📋

Survey QC Checklist — Standard for Every Survey Vendor

Source: Sam Palermo, PE / ECPC · 5/22/2026

Every survey company we engage must pass this checklist before deliverables are accepted. This is the standard we'll apply to PM Surveying, any alternate survey vendor, and to evaluate what was missing in the prior Nexgen package. Surveyor should run through this list at the field stage so a single mobilization captures everything.

Flood Zone check. Is the lot in Flood Zone AE? If YES, notify NRH/builder and engineer — a FEMA Interpolation may need to be requested from IRC.
IRC Benchmark. Is the IRC Benchmark clearly stated with an elevation on the survey file? Same value on the DOH permit application? Is there a provided IRC Benchmark location and elevation?
Topography on site + adjacent lots. Did the field crew capture topo in and around the site, including adjacent lots? Property-line elevations must be shown, with elevations 5 ft either side of the property line.
Easements outlined. Verify easements per the Plat. Confirm whether each is a Utility & Drainage Easement or just a Drainage Easement.
Adjacent lot FFEs. Are all adjacent developed lots identified with finished-floor elevations? Confirm existing FFEs are shown.
Adjacent lot improvements. Identify septic tanks, drain fields, sheds, dog houses, etc. on adjacent developed lots.
Adjacent wells. Identify all wells on adjacent lots. Confirm well locations with Reliable early — ideally before the surveyor goes to the site (drainfield setbacks depend on this).
Road material. Identify whether the road is dirt or asphalt.
High water lines. Identify all Mean Annual High Water Lines and Design High Water Lines for any drainage ditches within a 100' perimeter of the site.
Centerline road elevations. Clearly mark centerline of road elevations on the survey.
Adjacent culvert inverts. Identify adjacent existing culvert inverts that will drain to this site — both upstream and downstream — with type, size, and invert elevation.
Flood zone delineation. Provide flood zone information based on the effective maps dated 1/26/2023. If the lot is within multiple flood zones, identify the delineation lines. Cross-check against the IRC GIS viewer (IRC web app). Review and revise Base Flood Elevation as necessary.
Property identifiers. Address, parcel number, and owner must match the IRC property appraiser website. Review and revise the legal description.
Survey notes. Review and revise notes — many template notes do not apply to electronic surveys.
Final distribution. Final signed and sealed plan AND the ACAD file must be sent to the engineer (Sam Palermo / ECPC) and to Reliable Septic.

⚠️ Why this matters: Sam confirmed on 5/22 that the existing 1195 survey is missing several of these items. Surveyor needs to re-mobilize once to close out the gaps before drainage plans can be drawn. Going forward, every new lot's survey scope must be written against this checklist up front — not discovered as comments after submission.

🎯

Critical Path

The path in one sentence:

🧮 Lock Sam Palermo scope → 📐 Pick survey vendor (PMS / alt) → 📋 Add drainage plan → 🏛️ IRC reactivates B permit → 📝 SBC shell signed → 🏗️ Resume site work + pad pour → 🏠 Full construction → 📋 Template for 12 lots

Why the pilot matters: Once 1195 reaches Certificate of Occupancy, the team has a repeatable, documented playbook for lots 2–13. Model 1 plans reuse across all of them — no design cost on 12 additional homes. At ~$235K avg budget × 12 lots, getting the pilot right unlocks roughly $2.82M in additional construction.

✅

Open Tasks — Priority Order

🧮

🚨 #1 — Lock Sam Palermo / ECPC engineer scope + fee

Due: ASAP · Owner: Aaron · Send ACAD + PDF plans + every survey · Confirm scope covers Energy Code + Manual J + drainage + BRCOM + 13-lot oversight
📐

#2 — Build apples-to-apples survey-vendor comparison sheet

Due: This week · Owner: Aaron · Total Nexgen paid + every still-required line item (topo, CAD, stakeout, foam boards, elevations, as-built) vs PMS $49,140 all-in package. Sam confirmed PMS bundles permitting through construction close-out.
❓

#3 — Confirm masonry openings with SBC

Owner: Rich · Aaron asked 5/21 · Windows, exterior doors, sliders, exterior openings — does SBC handle in-house or need explicit spec?
📋

Submit 1195 IRC permit revisions to county

Owner: Aaron / Rich · Downstream of Sam Palermo scope lock + drainage plan in package · Required to reactivate building permit
🧾

Close out / dispute 3 outstanding Nexgen invoice notifications

Owner: Aaron / Rich · Inbox: 5/13, 5/19, 5/21 invoice notifications for 1195 · Nexgen removed 5/20 — need formal close-out before any further payment
📊

Extract Renovo Loan 26584 May statement amount

Due: Before May 30 · Owner: Aaron · Open statement PDF received 5/15; populate COST-022; payment due 6/1/2026
💸

Release Gene Eichelberger $1,000 start payment

Trigger resolved: Stakes placed 5/15 · Owner: Aaron · COST-012 currently Unpaid · Stage 2 task reciMnSua2rmwqQbR
📦

Purchase + deliver permit box and post to 1195 site

Due: May 14 · OVERDUE · Owner: Aaron · Required before Gene allows on-site work
🏡

Get SBC Florida (Paul Slawski) shell contract signed

Due: May 9 · OVERDUE · Verbally agreed 5/17 — formal signed paperwork outstanding · pslawski@sbcflorida.com
🌲

Order roof trusses from Builders Firstsource

Due: May 9 · OVERDUE · Lead time 2-4 weeks · Must be ordered well before framing
💰

Confirm first draw requirements with Renovo (Chris Marroquin)

Due: May 9 · OVERDUE · Also: capture amount on first Renovo monthly payment statement (Loan 26584, due 2026-06-01 — COST-022)
📝

Formalize Gene Eichelberger contract

Due: May 11 · Signed proposal exists — convert to full subcontractor agreement
🌡️

Confirm HVAC & AC drains scope + timing with Nick Heine

Due: May 12 · Schedule around pad start ~May 20 · Extreme Air Solutions
❄️

Get copy of Extreme Air Solutions sub-agreement from Rich

Due: May 16 · Already contracted through KNU · Need copy on file in Airtable
⚡

Schedule Kushner Electrical rough-in start

Master Subcontract SIGNED 5/18 · Lock rough-in date once framing date is known · Owner: Aaron
🪠

Schedule Aqua Dimensions rough plumbing

Due: May 14 · ~10 days from site start · Jeff Watkins coordinating with Gene
🏗️

Formalize Reliable Septic contract

Due: May 20 · Septic permit active · Formalize maintenance + operating permit agreement
🪟

Get Blue Roc Corp (Windows) quote + signed supply agreement

Due: May 23 · Negotiate volume pricing — Model 1 repeats across all 13 lots
🏡

Get SBC Florida (Paul Slawski) shell contract

Confirm form/start date · pslawski@sbcflorida.com
🎯

Keep Carlos Ors (TCT) actively engaged for lot sourcing

Ongoing · Residential + commercial infill in Vero Beach · carlosors@tctlistings.com

📞

Vendor Follow-Ups

Action Required This Week

Samuel Palermo, PE — Everglades Construction Project Consultants (ECPC) — NEW

Engineer — Energy Code / Manual J / Drainage / BRCOM + 13-lot oversight · spalermo@ecpc-us.com · 561-351-5278

🚨 Send ACAD + PDF of architectural plans + ACAD + PDF of every survey on file (asked 5/22) · Use his 15-point Survey QC Checklist to scope new surveys · Lock written scope + timeline + fee

🔴 #1 critical path — engineer of record candidate for IRC permit revisions + ongoing program

Jesse Hewitt — Principal Meridian Surveying (PMS)

Survey / Site Plans / Elevations · jesse@pmsurveying.net

QB Estimate #12348 sent 5/21 for $49,140 (13-lot package) — bundles permitting + finish floor + stakeout + foam boards + elevations + as-built · Sam Palermo (5/22): "PMS is great. Nick uses primarily. Reliable and affordable in context."

🟡 Pending apples-to-apples comparison vs Nexgen total + remaining scope · Nexgen retired 5/20

Maurice / Velvet Room — REMOVED from drainage scope 5/22

Architectural Plans Author (mbdrafting1@gmail.com) — plans only

Architectural plans for 1195 signed off by Bruce / IRC 5/20 ✅ · Drainage scope REMOVED per 5/22 Sam call — couldn't proceed without FFE, delay source · Aaron to recover prior payment

⚫ Drainage now owned by Sam Palermo / ECPC · Stephen Cooper, PE ($1K/lot) remains as off-page backup data point only

Nexgen Surveying — REMOVED 5/20

Former Survey / Staking vendor

Per Aaron 5/20: "NextGen Surveying is out — deliverables were incomplete and we ran into way too many issues. Will not be used again."

⚫ Three open invoice notifications (5/13, 5/19, 5/21) need to be disputed or formally closed

Paul Slawski — SBC Florida

Shell Builder · pslawski@sbcflorida.com

Get formal signed shell contract · Verbal agreement reached 5/17 — paperwork outstanding · Confirm form/start date

🟠 Pad pour cannot start without it — overdue 5/9

Gene Eichelberger

Site Foreman · 772-473-0271 · econstructionman@gmail.com

Receive $1K start payment (now releasable — stakes placed 5/15) · Convert signed proposal to formal sub-contractor agreement · Supervise pad work

🟡 $1K release pending — gating event resolved

Steve Rogers — S&S Contracting

Pad / Fill / Clearing

✅ Silt fence installed at 1195 to keep us clean with the city · Steve paid for work completed to date · Further pad work paused pending engineer + permit reactivation · Full scope still: raking, pad, silt fence, haul-off, compact test, stakeouts, driveway, culvert

✅ On hold pending city alignment

Indian River County — Building Permit

1195 Building Permit · IRC bounced 5/15

Submit revisions: Energy Code calcs · Manual J · drainage plan PW-1→PW-10 · BRCOM checklist · Target submit 5/22

🔴 Gates all on-site construction work

Chris Marroquin — Renovo Financial

Construction Lender · cmarroquin@renovofinancial.com

Confirm first draw requirements and inspection process · Schedule first monthly payment (Loan 26584, due 2026-06-01 — COST-022, amount TBC)

🟠 Overdue 5/9 · First monthly statement received 5/17

Nick Heine — Extreme Air Solutions

HVAC / Mechanical (via KNU)

Confirm HVAC & AC drains scope + timing · Schedule around pad start ~May 20

🟠 Due May 12

Wilberto Real — Kushner Electrical

Electrical — Full scope $8,302 · (321) 604-2847

✅ Master Subcontract SIGNED 5/18 · Schedule rough-in start once framing date is known

✅ Volume rate locked for all 13 lots (50% / 40% / 10% split)

Reliable Septic

Septic Vendor · Permit ACTIVE

Formalize maintenance + operating permit contract · NSF 245 ATU install per permit #31-S1-4093358

✅ Permit confirmed active 5/13 · Contract due May 20

Jeff Watkins — Aqua Dimensions

Rough Plumbing · 772-201-7080 · jeffwatkins@aquadimensions.com

Coordinate plumbing schedule with Gene for rough-in under slab

✅ Contracted 5/9 — schedule coordination only

💰

Cost & Payment Snapshot — 1195 Known Commitments

ID	Description	Vendor	Category	Amount	Status	Trigger
COST-011	Pad deposit — S&S Contracting	Steve Rogers (S&S)	Labor	$2,000	✅ PAID 5/14	Completed
COST-020	Survey staking (invoice #1000283261)	NextGen Surveying	Survey	$890	✅ PAID 5/12	Completed
COST-012	Foreman start payment	Gene Eichelberger	Labor	$1,000	Unlocked — releasable	Now (stakes placed 5/15)
COST-021	Nexgen invoice notification (5/13)	Nexgen Surveying	Survey	TBC	Hold — vendor decision pending	After Nexgen vs PM decision
COST-022	Renovo Financial — first monthly construction-loan payment (Loan 26584)	Renovo Financial	Financing	TBC	Statement received 5/17	Due 2026-06-01
COST-015	Electrical — Rough-in (50%)	Kushner Electrical	Electrical	$4,151	✅ Signed 5/18	At rough-in
COST-016	Electrical — Trim-out (40%)	Kushner Electrical	Electrical	$3,321	✅ Signed 5/18	At trim-out
COST-017	Electrical — Final / CO (10%)	Kushner Electrical	Electrical	$830	✅ Signed 5/18	At CO
COST-016	Foreman — Roof Sheathing	Gene Eichelberger	Labor	$1,500	Scheduled	~Jun 2026
COST-013	Foreman — Drywall	Gene Eichelberger	Labor	$1,500	Scheduled	~Aug 2026
COST-014	Foreman — Final	Gene Eichelberger	Labor	$1,000	Future	~Sep 2026
Paid to Date				$2,890	S&S deposit 5/14 · Nexgen survey 5/12
Gene Total (4 milestones)				$5,000	Start · Sheathing · Drywall · Final
Kushner Electrical Total				$8,302	10% volume discount (was $9,225) · MASTER SIGNED 5/18
Known 1195 Commitments (labor + electrical, excl. shell/HVAC/etc)				$15,302+	Plus Renovo monthly + COST-021 (TBC)

Septic, HVAC, windows, roofing, shell, and other costs to be added as invoices are received. Kushner Electrical Master Subcontract ✅ SIGNED 5/18 (10% volume discount on EST-000571 — payment 50% / 40% / 10%). NEW 5/18: COST-022 Renovo Financial — first monthly construction-loan statement received 5/17, payment due 2026-06-01. Aaron to extract dollar amount from Loan 26584 statement PDF. COST-021 (Nexgen 5/13 invoice notification) still on hold pending Nexgen vs PM Surveying vendor decision.

📝

Subcontractor Contracts

3 Signed · 1 Active via KNU · 1 Verbal · 4 Open · 1 Retired

🔧 Aqua Dimensions — Jeff Watkins

✅ Signed May 9

Rough plumbing · 1195 · 772-201-7080

⚡ Kushner Electrical · Wilberto Real

✅ Master Signed May 18

$8,302 total scope · 50% / 40% / 10% split · Volume rate locked for all 13 lots

🏗️ Reliable Septic — Permit Active

✅ Permit Active 5/13

Permit #31-S1-4093358 · Formal contract due 5/20

❄️ Extreme Air Solutions

Active via KNU

HVAC / mechanical · Sub-agreement through KNU

📐 Steve Rogers (S&S Contracting)

✅ Deposit Paid 5/14

$2K deposit released · Pad start ~May 20 (gated by IRC permit)

👷 Gene Eichelberger

Formalize ASAP

Signed proposal exists · Convert to full sub agreement ($5K / 4 milestones) · $1K start now releasable

🏡 SBC Florida — Paul Slawski

Verbal Only — Sign ASAP

Shell builder · pslawski@sbcflorida.com · Verbally agreed 5/17, paperwork outstanding

🪟 Blue Roc Corp (Windows)

Due 5/23

Supply + install · Negotiate volume pricing (13 lots)

🧮 Samuel Palermo, PE — ECPC (Engineer of Record)

Lock ASAP

Energy / Manual J / Drainage / BRCOM + 13-lot oversight · Intro 5/22 · Plans + surveys requested

📐 Principal Meridian Surveying (Jesse Hewitt)

Estimate $49,140 · Under review

QB Estimate #12348 (5/21) for 13-lot package · Aaron also evaluating other survey companies

❌ Nexgen Surveying — RETIRED

Removed 5/20

Deliverables incomplete · 3 open invoice notifications to dispute/close

📓

Project Log

Recent Entries — Live from Airtable

June 8, 2026 · 8:05 AM ET

Cowork scheduled task — vero-website-weekly-refresh (this run)

Weekly website refresh — internal portal rebuilt from Airtable

Monday 8:05 AM ET snapshot. Changes since 6/1 8:05 AM: (1) Sam Palermo PE / ECPC now actively engaged as engineer of record on 1195 per the 6/5 briefing — coordinating FFE + drainage with Reliable's Ian (Gmail-surfaced; not yet committed to Airtable). (2) Reliable set elevation benchmarks 6/3 — Min FFE = 25 in / Min Final Grade = 19 in above centerline of 12th St SW at the west property line. (3) Sam design constraint 6/4 — no pad or pavers over the drip drainfield behind the rear slider; step-down to grass only. (4) IRC permit-revision package resubmitted ~6/2 — awaiting county review. (5) Two new M/W/F reports on file (Fri 6/5 + Mon 6/8). (6) Stage 2 backlog still uncommitted — 1195 Current Blocker, Building Permit Status, Next Action and open 1195 tasks remain pre-5/22; portfolio grid/tasks below still reflect that until "approve all" runs. (7) No new Vero vendor email traffic 6/5 → 6/8. (8) Carry-overs: Gene $1k start payment (COST-012) still Unpaid 32 days after staking; Renovo Loan 26584 amount (COST-022) still TBC and past due. Data quality gate: PASSED (13 lots, 35 tasks, 22 costs, 14 reports, 27 vendors, 49 project log entries, 5 lessons learned).

June 8, 2026 · 7:00 AM ET

Scheduler · Cowork (Monday MWF) · mwf-monday-stage1

MWF 7am scan (Monday 6/8): 0 candidate Airtable updates from 0 new Vero-relevant threads

No vendor traffic since the 6/5 briefing from Gene, Steve, Paul/SBC, Wilberto/Kushner, Sam/ECPC, Reliable, Aqua/Jeff, Nexgen, Renovo, Belkis, or Jesse Hewitt. Airtable shows zero change since Friday — no Stage 2 commit has run, so 1195's blocker/permit/next-action and all open 1195 tasks still predate the 5/22 Sam engagement and the 6/2 IRC resubmission. Top moves: reply "approve all" to commit the Stage 2 backlog; release Gene's $1k start payment (COST-012); resolve the Renovo Loan 26584 amount (COST-022).

June 5, 2026 · 7:00 AM ET

Scheduler · Cowork (Friday MWF) · mwf-friday-stage1

MWF 7am scan (Friday 6/5): 8 candidate Airtable updates from 3 Vero-relevant threads

MATERIAL POSITIVE: Sam Palermo PE / ECPC now actively working as engineer of record on 1195 — coordinating FFE and drainage with Reliable's Ian. Reliable set Min FFE = 25 in above centerline of 12th St SW at the west property line and Min Final Grade = 19 in (6/3). Sam flagged a design constraint 6/4: the drip drainfield sits ~2 ft off the back of the house, so no concrete pad or pavers may go over the drainfield behind the rear sliding door — concrete step-down to grass only; coordinate with Paul Slawski / SBC before slab pour. Friday briefing draft created. Recommended Stage 2: mark "Lock engineer scope" + "Submit IRC permit revisions" complete and rewrite the 1195 Current Blocker / Building Permit Status to "revisions resubmitted to IRC — awaiting review; Sam Palermo / ECPC engineer of record."

June 1, 2026 · 8:05 AM ET

Cowork scheduled task — vero-website-weekly-refresh (prior run)

Weekly website refresh — internal portal rebuilt from Airtable

Monday 8:05 AM ET snapshot. Material changes since 5/25 8:05 AM: (1) Sam Palermo / ECPC delivered DRAFT PROPOSAL 5/26 19:43 ET for engineer-of-record scope (drainage + runoff calcs + French drain + FFE → impervious + well/easement/culvert review across 13 lots); Aaron clarified company is RA Vero Holdings LLC 5/26 21:04 ET; Aaron requested call 5/27 23:16 ET — no Sam reply through 5/29 scan; (2) Aaron + Rich still owe Sam ACAD + PDF architectural plans + ACAD + PDF every survey on file — #1 gating item; (3) Engineer-selection target (5/27 Wed) PASSED without formal lock — Sam is front-runner; (4) Two new M/W/F reports on file (Wed 5/27 + Fri 5/29); (5) 19 of 21 open 1195 tasks now overdue per 5/29 report; (6) SagesGov "Availability #2025-1260 AOS Infill Layout Submittal" approved 5/27 15:05 ET — possible IRC milestone for lot 1260 (Aaron to triage); (7) New Vendor row in Airtable: Samuel Palermo, PE / ECPC (rec9RS6p6hR2kuFEB, created 5/25 22:52 ET); (8) Renovo Loan 26584 first payment due TODAY 6/1 — COST-022 still $0 (amount pending statement PDF extraction); (9) Stage 2 backlog: 24 candidate Airtable updates across 5/22 + 5/25 + 5/27 briefings unapplied — data drift growing. Data quality gate: PASSED (13 lots, 35 tasks, 22 costs, 11 reports, 27 vendors, 45 project log entries, 5 lessons learned).

May 29, 2026 · 7:00 AM ET

Scheduler · Cowork (Friday MWF) · reckRZJVv1nuoMYDi

MWF 7am scan (Friday 5/29): 2 new candidate Airtable updates from 2 threads

NO new Vero vendor traffic since Wed 5/27 scan. Sam Palermo formal proposal NOT received in inbox at scan time (note: Wed 5/27 staging referenced a 5/26 draft proposal — flagged for Aaron verification). Aaron's 5/25 23:54 ET nudge to Sam unanswered. 19 of 21 open 1195 tasks overdue. Friday briefing draft created (Reports row recOdTEyoeCXxtofv, Gmail draft id r-2916105408431890593). Today's 2 new items: (a) SagesGov "Availability #2025-1260 AOS Infill Layout Submittal" approved 5/27 15:05 ET — possible IRC milestone for lot 1260; (b) 382 Plant Ter Palm Beach Gardens JV with NDT/Ned Grace 5/27 19:13 ET (density 19→22 units with 2-unit WHP — outside Vero 13). Carry-over backlog: 5 items from Wed 5/27 + 12 items from Mon 5/25 + 7 items from Fri 5/22 = 24 Stage 2 candidates pending.

May 27, 2026 · 7:10 AM ET

Scheduler · Cowork (Wednesday MWF) · reccKTu5xNhrKUIBY

MWF 7am scan (Wednesday 5/27): 5 new candidate Airtable updates from 1 Vero-relevant thread (Sam Palermo / ECPC)

Material new development: Sam Palermo / ECPC delivered DRAFT PROPOSAL 5/26 19:43 ET for engineer-of-record scope. Aaron clarified company is RA Vero Holdings LLC (5/26 21:04 ET; Sam originally addressed AOS Venture LLC). Sam reconfirmed he needs ACAD + PDF architectural plans + ACAD + PDF every survey on file before he begins drawing (5/26 21:13 ET). Aaron requested call today 5/27 (sent 5/26 23:16 ET) — no Sam reply at scan time. Granola Business 30-day trial activated 5/26 17:09 ET on Aosventure workspace (informational; enables future briefing transcript integration). Monday 5/25 Stage 2 still not applied — 12 carry-overs; plus Friday 5/22's 7 still-valid carry-overs. Briefing draft (Reports row rec0Zct2Z14rwyQc9, Gmail draft id r1044520260432676364). Awaiting Aaron approval reply.

May 26, 2026 · 7:43 PM ET

1195 16th Ave SW · Email — Sam Palermo / ECPC

Sam Palermo delivered DRAFT PROPOSAL for engineer-of-record scope

Sam's draft proposal hit the inbox 5/26 19:43 ET — full engineer-of-record scope covering drainage + runoff calcs + French drain + FFE → impervious calcs + well/easement/culvert review across the 13-lot program. Aaron clarified company name to RA Vero Holdings LLC 5/26 21:04 ET. Sam confirmed 5/26 21:13 ET he still needs ACAD + PDF architectural plans + ACAD + PDF every survey on file before he can begin drawing. Aaron requested a follow-up call 5/27 23:16 ET — no Sam reply through 5/29 scan.

May 27, 2026 · 3:05 PM ET

1260 10th Ct SW · SagesGov

"Availability #2025-1260 AOS Infill Layout Submittal" approved

Possible IRC workflow milestone for lot 1260 10th Ct SW. Aaron to confirm lot mapping and capture in Project Log + Lot record. Flagged in 5/29 Friday briefing.

May 25, 2026 · 8:05 AM ET

Cowork scheduled task — vero-website-weekly-refresh (prior run)

Weekly website refresh — internal portal rebuilt from Airtable

Monday 8:05 AM ET snapshot. Engineer of record DECIDED 5/22 (per Aaron): Samuel Palermo, PE / ECPC. Maurice / Velvet Room replaced on drainage. Stephen Cooper PE / SCPE retained as a backup data point only (not the chosen path). Changes since 5/22 5:17 PM: (1) Sam Palermo proposal still pending — awaiting ACAD + PDF plans + every survey from Aaron before Sam can return formal scope and fee; (2) Cooper's survey-amendment list logged 5/22 (west perimeter / Lot 12, centerline grades Nevada/Minnesota, Lots 12+14 FFs, driveway culvert size/invert) — useful spec for whichever survey vendor closes the gaps; (3) 15 Stage 2 carry-over items from 5/20 + 5/22 briefings still unapplied; (4) Memorial Day weekend — no vendor movement. Data quality gate: PASSED (13 lots, 35 tasks, 22 costs, 9 reports, 26 vendors, 41 project log entries, 5 lessons learned).

May 25, 2026 · 11:13 AM ET (per Airtable)

Scheduler · Cowork (Monday MWF) · rec3XkcuCgoKBDoQ2

MWF 7am scan (Monday 5/25): 12 new candidate Airtable updates from 4 Vero-relevant Gmail threads since 5/22

Engineer of record DECIDED 5/22 (per Aaron in Cowork chat): Sam Palermo, PE / ECPC ($1,800 per permit). Stephen Cooper, PE / SCPE quoted $1K/lot for drainage-only on 5/22 — retained as a backup data point, not selected. Friday 5/22 Stage 2 never applied — 15 candidate updates carry over (Reliable engineer pivot, Principal Meridian $49,140 estimate, Jesse Hewitt vendor company update, Nexgen dup invoice, masonry-opening coordination, etc.). Briefing draft created and Reports row recVRLJ1W2EzznaOi written. Memorial Day holiday — no vendor movement expected. Awaiting Aaron approval reply on the Stage 2 backlog.

May 22, 2026 · 5:17 PM ET

Cowork session — Sam Palermo call notes + Survey QC integration

Sam Palermo (ECPC) intro call documented · Survey QC Checklist added to portal as the standard for every survey vendor

Call covered: Sam's background (Syracuse, 15 yr SFWMD, ~150 Vero properties via NRH), drainage-plan history in FL, IRC parallel-track shortcut, pricing $1,800/permit ($600 up front + $1,200 on approval), Maurice / Velvet Room replaced on drainage, Reliable scope split (chemical engineer for drip system only, Sam handles drainage runoff / French drain / impervious calcs), PMS endorsement with apples-to-apples caveat, garage flip / AC pad placement, masonry openings out of scope, private inspector + compaction testing referrals pending. 1260 quitclaim items removed from portal per Aaron — all 12 non-pilot lots awaiting 1195. Survey vendor decision reframed as apples-to-apples comparison (Nexgen total paid + remaining scope vs PMS all-in $49,140).

May 22, 2026

1195 16th Ave SW · Sam Palermo / ECPC intro

Samuel Palermo, PE engaged as engineer of record candidate

Aaron sent the 13-lot list to spalermo@ecpc-us.com 5/22 11:20 ET. Sam replied 11:46 ET requesting ACAD + PDF of architectural plans and ACAD + PDF of every survey on file, plus shared his 15-point Survey QC Checklist. Likely engineer of record for IRC permit revisions and ongoing 13-lot engineering oversight.

May 22, 2026

1195 16th Ave SW · Stephen Cooper, PE

Backup drainage-plan estimate received from SCPE Inc.

Reliable's Ian connected Cooper (existing 1195 drip-system designer) for drainage 5/22 09:27 ET. Cooper quoted $1K/lot check or $800 cash (no 1099) — normally $2-3K standalone. Caveat: survey must be amended to add perimeter/offsite grades (esp. west on Lot 12), centerline grades on Nevada and Minnesota, adjacent lot FFs (Lots 12 + 14), and upstream/downstream driveway culvert inverts. Cooper's original Reliable-referred backup engineer fell through 5/19 (no Vero experience).

May 21, 2026

1195 16th Ave SW · PM Surveying QuickBooks estimate

Principal Meridian Surveying (Jesse Hewitt) sent Estimate #12348 for $49,140

Full 13-lot survey package. Aaron forwarded to Rich same day for review. Aaron also evaluating other survey companies before locking the vendor.

May 21, 2026

1195 16th Ave SW · Masonry openings flag

Aaron asked Rich whether SBC needs to confirm masonry openings

Gene flagged that all windows, exterior doors, sliders, and other exterior openings need proper masonry openings accounted for. KNU handles in-house but Aaron asked Rich if SBC also needs a heads-up. No reply yet.

May 20, 2026

1195 16th Ave SW · Aaron → Gene

Project paused — coordinating with city; subcontractor list shared

"We jumped the gun on early site work. Pulling back to coordinate with the city before resuming." Silt fence installed at 1195 to keep us clean with city; Steve paid for work to date. NextGen Surveying retired. PM Surveying taking over (decision still pending alternates). KNU handling roof, windows, stucco, all interior, flooring, misc/punch in-house.

May 20, 2026

1195 16th Ave SW · Rich → Maurice (Velvet Room)

IRC (Bruce) signed off on architectural plans — drainage plan missing

Rich asked Maurice to either include a drainage plan in the architectural package or quote a separate fee. Topography survey forwarded to Maurice on 5/21 to support drainage plan creation.

May 19, 2026

1195 16th Ave SW · Reliable engineer fell through

Reliable's new engineer cannot expedite — no Vero experience

Ian (Reliable Permits): "I apologize for the delay in the response. I was trying to get a new engineer Im Working with to expedite your job in particular, but he just confirmed with me that he had not done work in [Vero]." Drainage route pivoted to Stephen Cooper PE 5/22.

May 18, 2026 · 8:05 AM ET

Cowork scheduled task — vero-website-weekly-refresh (prior run)

Weekly website refresh — internal portal rebuilt from Airtable

Monday 8:05 AM ET snapshot. Material changes since 5/17 6:45 PM: (1) IRC permit revisions now #1 critical path with new tasks (engineer scope, submit revisions); (2) Kushner Master Subcontract SIGNED 5/18 by Wilberto Real; (3) Stakes placed at 1195 by Nexgen 5/15 — Steve $2K already paid 5/14, Gene $1K releasable; (4) COST-022 Renovo first monthly payment due 6/1; (5) 1260 quitclaim to RA Vero Holdings LLC in flight via Belkis.

May 18, 2026 · 7:48 AM ET

Scheduler · Stage 2 commit

Applied 17 approved Stage 1 updates + 2 new entries from Aaron's 5/18 chat reply

7 Task updates · 2 new Tasks · 2 Lot updates · 2 Vendor updates · 1 new Cost row (COST-022) · 7 new Project Log entries. Approved by Aaron via Cowork chat ("approve all"). Material changes warrant briefing refresh.

May 18, 2026 · 7:34 AM ET

Scheduler · Cowork (Monday MWF)

Monday MWF scan: Stage 1 candidates re-surfaced from 5/17 + new Monday report written

No new Vero-relevant Gmail threads since 5/17. Monday briefing (Reports row rec3g7Ybt1TjLhpJI) written with 5 top blockers and 8 top next actions for the 5/18 → 5/22 window.

May 18, 2026

Aaron · Cowork chat

Wilberto Real signed the Kushner Electrical Master Subcontract Agreement

Aaron confirmed in Cowork chat that Wilberto Real signed the Kushner Master Subcontract on 5/18 AM ET. Tasks rec75m2Se47M1t9Pq and recxppVuDwFESLEnn closed as Complete. Vendor records updated. Rough-in schedule can be locked once framing date is known.

May 18, 2026

Aaron · Cowork chat directive

Engineer scope locking established as NEW #1 critical path

Aaron designated "Lock engineer scope for IRC permit revisions (Energy Code / Manual J / drainage / BRCOM)" as new #1 critical path. Task rectL96zeMup8QUkc created (Aaron, Due 5/20). Downstream submission task rectBmlkBrPMMOZzw created (Aaron/Rich, Due 5/22). Engineer intro via Reliable's permitting team (Ian) — Aaron approved Fri 5/16 12:45 ET.

May 17, 2026

Renovo Financial · Email

First Renovo monthly loan payment statement received — Loan 26584

Renovo Financial sent first monthly construction-loan statement for 1195 16th Ave SW with payment due 2026-06-01 (PDF: Loan 26584 - May 2026 Payment Statement). Cost row COST-022 created — Aaron to extract dollar amount and populate.

May 17, 2026

1260 10th Ct SW · Rich Carey → Belkis Orozco email

Rich requested quitclaim deed transferring 1260 to RA Vero Holdings LLC

Rich Carey asked Belkis Orozco on 2026-05-17 15:36 ET to prepare a quitclaim deed transferring the lot recorded under Standish CLGP-2026-74 (recorded 5/8 — matches 1260 close date) to RA Vero Holdings LLC. Awaiting Belkis to prepare and circulate.

May 17, 2026 · 6:45 PM ET

Cowork scheduled task — vero-website-weekly-refresh (prior run)

Weekly website refresh — internal portal rebuilt from Airtable

Snapshot refreshed at 6:45 PM ET on Sun 5/17. Data quality gate: PASSED (13 lots, 33 tasks, 21 costs, 4 reports). Three Project Log entries persisted to Airtable that day; new Vendor (Jesse Hewitt / PM Surveying — candidate); new Lessons Learned row (vet survey company quality); new Cost row COST-021 (Nexgen 5/13 invoice notification).

May 15, 2026

1195 16th Ave SW · IRC permitting

IRC bounced 1195 building permit and requested revisions

Indian River County bounced the 1195 building permit on 2026-05-15. County requires Energy Code calculations, Manual J, drainage plan note updates (PW-1 through PW-10), and BRCOM checklist compliance. Engineer engagement now the critical path. Aaron looped Reliable's permitting team (Ian) Fri 5/15; Reliable connecting us with their engineer for drainage — intro approved 5/16 12:45 ET.

May 15, 2026 · 2:55 PM ET

1195 16th Ave SW · Robert Evans / Nexgen email

Nexgen placed 4 corners + offset stakes at 1195

Robert Evans / Nexgen confirmed crew on-site morning of 5/15 — marked four corners plus offset stakes at 1195. Resolves staking gating event for Steve Rogers $2k deposit (already paid 5/14) and Gene $1k start.

May 17, 2026 · 5:54 PM ET

1195 16th Ave SW · DocuSign + PM Surveying + Nexgen (3 entries persisted)

Three Friday-stage-2 entries written to Airtable Project Log

(1) Wilberto Real (Kushner Electrical) viewed the Master Subcontract on DocuSign on 5/15 06:44 ET — signature still pending. (2) PM Surveying (Jesse Hewitt) flagged that existing Nexgen elevation/site-plan packages are incomplete, lack benchmarks/elevations, and may not meet state permit standards — quote: "you do not have what you need survey wise to even submit for your permits." (3) Aaron emailed Tana McGrew at Nexgen 5/14 22:06 ET asking whether 4-corner stakes for 1195 are going out Friday 5/15 — awaiting reply.

May 17, 2026 · 4:30 PM ET

Cowork scheduled task — vero-website-weekly-refresh (prior run today)

Earlier weekly website refresh completed

Both site folders (ravero-public, ravero-internal) rebuilt from Airtable. Top changes vs May 9 snapshot: 1195 building permit issued but not yet active; NextGen survey delayed (Haley on leave); pad start rescheduled May 13 → ~May 20; septic permit confirmed ACTIVE 5/13; Kushner Electrical contracted $8,302 (replaced East Ocean); COST-020 Nexgen $890 paid 5/12. Data quality gate: PASSED.

May 15, 2026

Scheduler · Cowork

MWF 7am scan: 13 candidate Airtable updates from ~6 Vero-relevant Gmail threads since 5/13

High-priority: PM Surveying (Jesse Hewitt) flags Nexgen survey work as incomplete; Aaron evaluating consolidation to PM Surveying for all 13 lots. Friday report published.

May 13, 2026

1195 16th Ave SW · Cowork

Session update: COST-020 logged · Reliable Septic permit confirmed ACTIVE

Nexgen survey invoice #1000283261 — $890 — marked paid 5/12. Reliable Septic permit confirmed active. Wednesday M/W/F report published.

May 12, 2026

1195 16th Ave SW · Cowork

Multiple updates: Kushner Electrical contracted · Building permit not yet active · S&S rescheduled · Nexgen survey delayed

Kushner Electrical (Wilberto Real) contracted for complete electrical install — $8,302 at 10% volume rate (was $9,225). Building permit issued but NOT yet active. S&S pad rescheduled 5/13 → ~5/20. NextGen survey delayed — Haley Fuentes on maternity leave; Aaron now liaising with Tana McGrew. Vendor contacts updated: Gene 772-473-0271, Jeff Watkins 772-201-7080.

May 8, 2026

Aaron · Email

Aqua Dimensions + Gene Eichelberger connected for 1195 plumbing

Aaron introduced Jeff Watkins (Aqua Dimensions) to Gene Eichelberger via email. Jeff and Gene confirmed they know each other from NRH. Plumbing coordination underway for 1195 rough-in.

May 8, 2026

1206 17th Ave SW · DocuSign / Belkis

1206 17th Ave SW — Closing completed

DocuSign completed by all parties. Executed HUD, Warranty Deed, and Lien Search received from Belkis. Lot is now owned. Next step: building permit application for 1206.

May 3, 2026

1195 16th Ave SW · Claude

1195 status updated to Ready to Mobilize

All permits in hand, loan closed 4/29, Gene confirmed subs. Pre-Construction phase set.

Apr 29, 2026

1195 16th Ave SW · Gmail

Gene mobilization checklist received via email

Gene replied to kickoff thread with full mobilization sequence: Survey staking → S&S compaction → Soil test → SBC form → Aqua plumbing → AC drains.

May 3, 2026

System · Scheduler

Manual report generated

M/W/F briefing system initialized. 13 lots · 14 tasks open at time of first report.

📊

M/W/F Report Archive

14 Reports on File · Most Recent First

Monday Brief

June 8, 2026

Airtable shows zero change since the Friday 6/5 briefing — no Stage 2 commit has run, so 1195's Current Blocker, Building Permit Status, Next Action and all open 1195 tasks still predate both the 5/22 Sam Palermo engagement and the 6/2 IRC resubmission. Monday's Gmail sweep since 6/5 surfaced zero new Vero-relevant updates — no traffic from Gene, Steve, Paul/SBC, Wilberto/Kushner, Sam/ECPC, Reliable, Aqua/Jeff, Nexgen, Renovo, Belkis, or Jesse Hewitt. The highest-leverage move remains committing the Stage 2 backlog so the source of truth reflects Sam/ECPC as engineer of record and the 6/2 IRC resubmission.

TOP ACTIONS FROM THIS REPORT:

Reply "approve all" to commit the Stage 2 backlog (8 candidates from the 6/5 draft + carry-overs)
Release Gene Eichelberger's $1k start payment (reciMnSua2rmwqQbR / COST-012) — Unpaid since 5/7, 32 days after staking
Resolve COST-022 Renovo Loan 26584 amount and pay (past due 6/1)
Data hygiene: close stale 1195 tasks already done per Project Log

Friday Check-In

June 5, 2026

MAJOR POSITIVE SIGNAL (Gmail, not yet in Airtable): Sam Palermo PE / ECPC is now actively working as engineer of record on 1195 — coordinating Finished Floor Elevation (FFE) and drainage with Reliable's Ian. Reliable set Min FFE = 25 in above the centerline of 12th St SW at the west property line and Min Final Grade = 19 in above the same benchmark (6/3). Sam flagged a design constraint (6/4): the drip drainfield sits ~2 ft off the back of the house, so no concrete pad or pavers may go over the drainfield behind the rear sliding door — only a concrete step-down to grass. IRC permit-revision package resubmitted ~6/2 — awaiting review.

TOP ACTIONS FROM THIS REPORT:

Approve the 8 proposed Airtable updates + carry-over Stage 2 backlog so the 1195 blocker, engineer-scope task, and IRC-submission task reflect reality
Coordinate the rear sliding-door step-down detail (no pad over drip drainfield) with Paul Slawski / SBC before any slab pour
Add Sam's FFE / drainage constraint to Lessons Learned
Extract the Renovo Loan 26584 dollar amount and fill COST-022

Friday Check-In

May 29, 2026

1195 pilot remains blocked on IRC permit revisions — engineer scope decision (Sam Palermo / ECPC) was effectively made 5/22 but Stage 2 updates from Mon 5/25 + Wed 5/27 have NOT been applied. 24 candidate Airtable updates across 5/22 + 5/25 + 5/27 briefings remain unapplied. Lot 1195 Current Blocker, Next Action, and Building Permit Status fields are STALE. No new Vero vendor traffic since 5/27 scan. Sam Palermo formal proposal still NOT received in 5/29 7am inbox sweep (Wed staging referenced a 5/26 draft — needs Aaron verification). ACAD + PDF architectural plans + every survey package owed to Sam (5/22 ask, reconfirmed 5/26) still owed. 19 of 21 open 1195 tasks are overdue. $2,890 paid to date on 1195 ($2K Steve Rogers + $890 Nexgen). Gene $1k start payment still Unpaid despite stakes placed 5/15.

TOP 5 ACTIONS FROM THIS REPORT:

Apply Stage 2 backlog — approve 5/27 + 5/25 + 5/22 proposed Airtable updates so source of truth catches up to reality
Send Sam ACAD + PDF architectural plans + ACAD + PDF every survey on file to spalermo@ecpc-us.com
Release Gene Eichelberger $1k start payment (reciMnSua2rmwqQbR) — stakes-placed gate resolved 5/15
Purchase + deliver permit box + post to 1195 (reckXYppX0M0jQEiu — overdue since 5/14)
Triage SagesGov 2025-1260 AOS approval — confirm whether this is the 1260 10th Ct SW lot

Wednesday Check-In

May 27, 2026

1195 IRC permit revisions remain #1 critical path. Resolution in flight: Sam Palermo / ECPC delivered DRAFT PROPOSAL 5/26 19:43 ET; pending Aaron's review + ACAD/PDF docs transmittal + call requested 5/27. Survey-quality concern from PM Surveying (5/13) overlaps with drainage-plan scope — Sam's 15-point Survey QC Checklist now the standard. 12 other lots remain blocked behind 1195 pilot completion. Aaron clarified company name to RA Vero Holdings LLC 5/26 21:04 ET (Sam initially saw AOS Venture LLC). All 21 open 1195 tasks now overdue. Memorial Day weekend produced no vendor movement. Carry-over: Mon 5/25 Stage 2 was never applied — 12 candidate updates remain, plus Fri 5/22's 15 carry-overs still pending.

TOP 7 ACTIONS FROM THIS REPORT:

Take Sam Palermo / ECPC call today 5/27 — accept draft proposal received 5/26
Send Sam ACAD + PDF architectural plans + ACAD + PDF every survey on file (asked twice — 5/22 and 5/26)
Release Gene Eichelberger $1k start payment — stakes-placed gating event resolved 5/15
Purchase + deliver permit box and post to 1195 (overdue)
Confirm building permit activation status — downstream of engineer deliverables
Decide on Principal Meridian Surveying $49,140 estimate #12348
Apply Stage 2 commits from Mon 5/25 (12 candidates) + Fri 5/22 carry-overs (15 candidates) — piled up 2 cycles

Monday Briefing

May 25, 2026

1195 IRC permit revisions remain the #1 critical path. TWO engineer candidates engaged 5/22: Sam Palermo / ECPC (Teams meeting 5/22, proposal pending after we send ACAD+PDF plans+surveys) and Stephen Cooper PE / SCPE (designed our drip drainfield; quoted $1K/lot check or $800 cash). Engineer-selection decision target: 2026-05-27 Wed. 15 carry-over Stage 2 candidate updates from Friday's briefing still pending Aaron's approval. Memorial Day weekend — no vendor movement. Renovo first monthly loan payment due 6/1 (amount TBC). 1260 quitclaim still pending Belkis (8 days, no update). 14+ 1195 tasks marked Open whose Notes say DONE — Stage 2 catch-up proposed.

TOP 3 ACTIONS FROM THIS REPORT:

Send Sam Palermo (ECPC) ACAD + PDF architectural plans + every survey on file — he's holding his proposal until received
Decide engineer scope for 1195 by Wed 5/27: ECPC full-scope vs SCPE drainage-only + Energy/Manual J + survey amendment
Get a formal written drainage-plan proposal from SCPE Cooper for 1195 + batch pricing across all 13 lots

Friday Check-In

May 22, 2026

1195 pilot lot BLOCKED on IRC permit revisions. Reliable's referred engineer declined 5/19 (no IRC experience). 3 alternatives need qualification: Carter Associates, MBV, OneSixteen Engineering. Principal Meridian Surveying $49,140 estimate received 5/21 could absorb engineering scope. Critical-path "Lock engineer scope" PAST-DUE since 5/20. Downstream "Submit IRC revisions" due TODAY 5/22 — at risk. SBC shell contract still verbal-only. 11 "Owned - awaiting pilot" lots all blocked behind 1195 pilot learnings.